by Peter Panepento
We’ve discussed the concept that inner ring suburbs like Millcreek are in the early stages of what could be a long decline.
And that trend is not unique to Erie if you take a look at a really interesting discussion on the New York Times’ Freakonomics blog.
The item talks to several planners who say that American suburbs are facing an almost inevitable decay.
That decay is being exacerbated by rising energy costs.
It seems that it was easy for folks to afford back yards and commutes into the city when energy prices were lower. That’s not so easy now.
Now the good news: some thinkers believe smaller cities like Erie stand to benefit from this trend.
Writes author James Kunstler:
We face an epochal demographic shift, but not the one that is commonly expected: from suburbs to big cities. Rather, we are in for a reversal of the 200-year-long trend of people moving from the farms and small towns to the big cities. People will be moving to the smaller towns and smaller cities because they are more appropriately scaled to the limited energy diet of the future. I believe our big cities will contract substantially — even if they densify back around their old cores and waterfronts. They are products, largely, of the 20th-century cheap energy fiesta and they will be starved in the decades ahead.
If Erie can transform its core into an attractive setting for people to live, work, and play, it stands to see a renaissance as this trend unfolds.
Of course, it will have to be smart about how it uses its resources and it will need some smart entrepreneurs who will invest.
But the conditions are ripe.
I wish I could be quite as optimistic about the future of places like Millcreek.
After more than six years working as a journalist in Erie, I'm now the web editor for the Chronicle of Philanthropy in Washington, D.C., and the publisher of GlobalErie.com. I still maintain close ties to Erie - a community that I care about deeply. I hope this Web site can help inspire a better future for Erie.
Wizo
August 14th, 2008 at 12:21 pm
Urban Growth is very interesting, see http://www.192021.org/
Kunstler has been ranting about this for the last 10 years and now looks like a genius, as everything is trending towards his predictions. An Urban Renaissance in Erie is inevitable; the caveat is whether the rebirth is going to be fulfilled via smart (re)growth principles and (re)development. Will all new construction fit with an urban aesthetic, as opposed to a suburban model of our downtown branch banks and fast food establishments? Will a walkable downtown expand beyond the DID? Should localized public transportation expansion be studied now? Commuter rail? Is it a chicken vs. the egg scenario, where nobody uses the existing system because it is not convenient enough?
I just finished reading Richard Florida’s “Who’s Your City?” and highly recommend it. I was happy to see Erie mentioned a few times in the book, classified as a great buy place to live for seniors. The book lays out several parameters and discusses rankings of other organizations in order to identify the amenities that make for a vibrant community. Anyone in elected/development positions around town has surely already read this?
George Vietze
August 14th, 2008 at 12:29 pm
Close in suburban/country home sites that will always sell for premium prices. The families and people who enjoy the quiet rural lifestyle prefer easy access to shopping and entertainment. The price of gas and energy will put additional demand on quality, close in locations. The demograhpics of Erie compared to most cities with its triangular access to the lake and city will eventually attract more and more people as our quality of life improves.
For example, people that have horses and prefer that lifestyle have been moved further and further from the City as the price of close in developable land becomes more valuable. Erie has not seen an excess of demand and the price of close in equestrian land is still quite reasonable. Most places have seen rural and farm land sky rocket as the Cities expanded into the country. Washington, DC for example for example has created demand that has expanded for many miles and the price of rural land is out of sight as it becomes closer and closer to City services. In San Diego, if you want a minimum of four acres and yet be within 20 minutes of city services and shopping and entertainment the lots start at well over a million dollars. As Erie becomes more and more viable and has quality attractions, entertainment, shopping the close in land will incrrease in demand.
My experience in Erie has been that the local people expect 10-15 minute comutes and think 20-30 minutes is a long comute, but most other areas anything less than 45 to an hour is acceptable. Some people prefer a quiet community with plenty of open space to raise their family and will comute reasonable distances to work and accept that cost and reality as part of their quality of life. Other people like the convenience of living in the City close to employment and the convenience of shopping and entertainment and enjoy city living.
Erie has a beautiful lake and has the potential of creating a beautiful quality of life on or near the lake and also has access to beautiful country land just minutes from the lake and all the services that Erie provides. Real estate costs are affordable and for those people who enjoy the winter months and winter activiites it work great for them and the people who have the ability and time to leave for a warmer climate
during the winters it is afforable to live here and vacation in the winter months in various places.
Erie’s location being only 500 miles from a majority of the population of the United States and close to Canada with all the local attractions, Casino and Race Track and having over 5,500 hotel rooms will become more of a destination place for tourists and vacationers from surrounding states because of energy costs and travel costs.
It is as if Erie has been waiting and getting ready for the inevitable for years. We have theme parks, beaches, indoor water sports, indoor golf and soccer, many golf courses, entertainment, boating, gambling, concerts, theatre, art and cultural events and our proximity to Chautauque Institute and Bemus Point adds to our dimension.
One of our challenges is that Erie is under marketed. When our economic development representatives have a comprehensive plan of the entire area as part of their marketing tools and other areas and peopole can visually understand the macro assets and attractions of our area major developers will then take advantage of the opportunity at todays prices for future benefit. Speculators are already buying up property in downtown Erie and the Parade Street area as it becomes more and more evident that Erie will grow. Can anyone imagine that the Convention Center and Hotel will be free standing on the Bayfront for very long without shopping, restaurants, yacht clubs and theme parks. It doesn’t take much imagination to know that our Bayfront is prime real estate and will be developed in the next ten years or sooner.
The energy crises will only increase the demand for cities like Erie that are set up for small comutes compared to other areas and our existing attractions will add to that demand as tourists and visitors will look for places closer to home rather than travel long distances. We welcome all visitors - KEEP ERIE GREEN , BRING YOUR MONEY.
Peter Panepento
August 14th, 2008 at 12:37 pm
Wizo:
Great points all around. To fully capitalize on this trend, Erie needs to follow a smart urban design philosophy. And we need more people like Jim Berlin who are willing to invest in quality urban development. It surely has worked out well for him and his company. I hope his example inspires others to follow suit.
You’ll notice that I include Richard Florida’s blog on my blogroll. If Erie’s leaders aren’t paying attention to what he and others outside of the community are saying about these issues, then the community will get left behind.
john morris
August 14th, 2008 at 1:06 pm
James Kunstler put his finger on the problem. So much money has been invested in the suburban model, that it has its own momentum.
“Here’s what I think will happen: First, we are in great danger of mounting a futile campaign to sustain the unsustainable, that is, of defending suburbia at all costs.
In fact, it is already underway. One symptom of this is that the only subject under discussion about our energy predicament is how can we keep running all our cars by other means. Even the leading environmentalists talk of little else. We don’t get it. The Happy Motoring era is over. No combination of “alt” fuels — solar, wind, nuclear, tar sands, oil-shale, offshore drilling, used French-fry oil — will allow us to keep running the interstate highway system, Wal-Marts, and Walt Disney World.”
The real question is– are cities going to fight and defend themselves from the attack that was made on them. In the fifties, for whatever reason’s urban dwellers who made up most of the nation’s population, decided to use their own tax dollars to promote polices not compatible with urban life. The alternative model does not and cannot pay for itself.
The basic design logic of cities and towns has never been brain surgery and it works. Areas near main streets and transit corridors have taller buildings with a mix of residential, retail and business uses. All streets in a city have a sidewalk. Blocks are reasonably short. Streets are mostly in a useful grid and rarely lead to dead ends. Police officers walk the streets and know their community.
If cities are going to come back they need to get back to these concepts. One major area for reform is in parking policies. All minimum parking requirements should be abolished.
john morris
August 14th, 2008 at 4:06 pm
By the way, even some of the most car oriented places in the country are starting to think about these things. Tyson’s corner and several of the other DC area sprawl suburbs are thinking about copying the walkable design that’s worked so well in Alexandria, Virginia. With less than half the jobs of downtown DC, Tyson’s corner manages to need more than three times the parking space. Almost all of this is “free parking”– non revenue generating land and this doesn’t touch the land area and cost of the roads themselves.
http://www.washingtonpost.com/wp-dyn/content/article/2008/07/04/AR2008070402512.html
“Tysons’ dependence on the automobile, and a place to park it, is dramatic when compared with other areas. With about 120,000 jobs, Tysons features nearly half again as many parking spots in structures, underground and in surface lots. That’s more parking, 40 million square feet, than office space, 28 million square feet. Tysons boasts more spaces, 167,000, than downtown Washington, 50,000, which has more than twice as many jobs.”
Even the developer of Tyson’s famous mall is looking to change the design and reduce the parking area so it will have more cash making property.
“Macerich Corp., the owner of Tysons Corner Center, has received preliminary approval for a major redevelopment of its property that will include offices, condominiums, at least one hotel — and a lower ratio of parking than the mall has. Among the details of the development is “shared parking” for offices, hotels and retail. Rather than provide one set of parking that empties out by day and another that empties out by night, the company will build less parking that will be in use round-the-clock.”
Dale Hannah
August 14th, 2008 at 4:31 pm
When it comes to parking expense, Erie doesn’t come close to the larger cities. I think the whole idea of meters here is to keep people from all-day parking, not as a major money-maker. Street parking is only $1.00/hr, some places .75. That is definately not enough to convince people to start using the shuttles, even for free. Maybe we could start by eliminating parking entirely on State St., French, and Peach, from the Parkway south to 18th St., and use the parking lane for a busses only lane. That would also improve the traffic situation. So would getting rid of the ridiculous traffic pattern around Perry Square.
Wizo
August 15th, 2008 at 9:59 am
Dale,
How about we turn one parking lane into your bus/trolley/(maybe someday streetcar/tram) lane and the other into two bike lanes, one on each side). This would involve changing the psychology of the average Erieites. I hear people complain about parking downtown all the time; but they don’t realize how lazy it makes them look. The types that drive around the block several time in search a spot on that block; yet, these same folks go to the Mall, park the equivalent of a city block away from the entrance, then proceed to walk several more city blocks while within the Mall.
Also, I am pretty sure that lanes around Perry Square are slated to be eliminated in favor of diagonal parking, almost doubling the amount of spaces.
john morris
August 15th, 2008 at 9:59 am
Dale, I wasn’t primarily talking about the revenues the city might get from payed parking although they might be considerable. The primary benefit is that even modest changes in behavior should reduce road congestion and infrastructure costs for the city and above all else, turn low value parking space into tax generating property, more housing stores, businesses or perhaps parks.
Even very small parking meter costs seem to create big changes in behavior. In NYC for example, it’s estimated that 30% of the traffic below 60th ST is actually looking for a parking space. If one can turn those spaces over faster, one can free up many more spaces. Street metered parking also forces people who own cars but use them infrequently to consider getting rid of them.
I think the best way to think about these things is to imagine what one would do if one were a business person who owned every square inch of city land and was resposnible for all infrastructure expenses. Chances are that one would seek to maximize the value of this land by using as much as one could for rentable spaces. The early developers of NY clearly saw the increases in land value that transit improvements would bring by allowing them to build bigger.
I once heard the proposal that city regulators and zoning boards should be paid for increases in the land values in their areas. Land value is probably the best measurement of how they are really doing and how their policies are effecting an area.
john morris
August 15th, 2008 at 10:21 am
I think one of unseen policies that effects city life and finances is that most places actually force builders to add so many parking spaces per housing or business unit. On a city wide basis, these have a really big effect on housing costs and everything else. These costs are added into the rental or sales price and then create needs down the line at every place these residents park their cars. Finally a few places are starting to think about this. I think Portland, Oregon was an early one when they limited the number of downtown parking spaces they would allow in the 1970’s.
“Over two decades ago, San Francisco adopted its innovative Downtown Plan, which sought to increase the number of jobs downtown while limiting parking. Since then, thousands of new jobs have been created downtown with few new parking spaces, which allowed downtown to grow while encouraging thousands of people to walk, bicycle and take public transit, and minimizing increases in traffic congestion.
Last fall, Supervisor Chris Daly introduced legislation that will continue these good planning principles of preventing city streets from being overwhelmed with auto traffic as downtown adds thousands of new housing units in the coming years. This legislation amends the planning code sections dealing with residential parking in the Downtown Commercial (C-3) zoning districts. An earlier version was approved by the Board of Supervisors earlier this year, but vetoed by the mayor.
A reintroduced version of the downtown parking reform ordinance, sponsored by supervisors Peskin and Daly, was signed into law as ordinance 129-06 on Tuesday, June 23rd. The new version includes most of the provisions of the previous version, while carving out a few exceptions under which parking would be allowed on upper floors, and on certain pedestrian-, transit-, and bicycle-priority streets in the downtown.”
http://www.livablecity.org/campaigns/c3.html
This comprehensive legislation will reduce traffic congestion downtown, make downtown housing more affordable, create more car-free housing downtown, and preserve and enhance the safety and quality of downtown streets for walking, bicycling, and public transit.”